2 Hemlock Ter · Quakertown, PA 18951

$115,000

3 bd · 1.0 ba · 900 sqft · SingleFamily · 37 Days on market

Built 1974 0.25 ac lot $128/sqft · 47% above area Est $78k · 47% over

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy home with many built in features. The enclosed porch was divided into an entry foyer and a large work or storage room. There have been various upgrades over the years. Enjoy all park amenities . Park approval required

Key facts

• New kitchen cabinets
• New smooth top stove
• Granite countertops

Tags

• REMODELED HOME
• NEW WINDOWS
• NEW KITCHEN CABINETS
• GRANITE COUNTERTOPS
• NEW SMOOTH TOP STOVE
• NEW CARPETS

Property features AI

Finance

• Other: Pets allowed with restrictions (cats OK, dogs OK, breed restrictions, number limit)
• Financial info: Property manager present
• HOA & community: Monthly other community fee of $25; Monthly land lease payment of $991 (land lease ownership)

Exterior

• Parking: Driveway
• Utilities: Public water; Private sewer; 100 amp electrical service; Electric hot water
• Home design: Manufactured single-wide home; Modular/Manufactured construction with vinyl siding and frame; Estimated year built
• Construction: Vinyl siding; Frame construction; Manufactured structure type; Single-wide body type; Buddy make (manufacturer)
• Exterior features: Community in-ground heated pool that is fenced and filtered; Above-grade other structures

Interior

• Kitchen: Kitchen included (no appliances specified)
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (oil-fired); Central air conditioning
• Interior features: Tub with shower; Combination kitchen and dining area; Entry-level bedroom; Traditional floor plan
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $815 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 4.2% in Quakertown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#222 in PA, #1,945 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, cost of living A; Watch: commute F.
• Quakertown Community SD (suburban): math 45% / reading 55% proficiency, ranked #154 of 539 in PA (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Quakertown Community Hs (math 79% / reading 24%, grade D+, #119 of 437 statewide, top 27%, 1,668 students, 24% FRL) — zoned schools at 24% FRL track the district average.
• Market conditions: 148 active listings in the ZIP; solid renter incomes; 663 units permitted in Bucks County in 2024 (106 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bucks County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $15k; list at $115k implies a 667% gain — meaningful room to come down on a strong offer.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.77% ✓
• Cap rate: 14.80%
• Cash-on-cash: 30.39%
• DSCR: 2.35
• GRM: 4.7

CMA / ARV

• ARV (median comp): $78,404
• List price: $115,000
• Delta: 46.68%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Fairway Cir	0.37mi	3/1.0	980 (+9%)	7mo	$43,000	$44	62
14 Lakeview Dr	0.06mi	2/2.0 (-1)	1,016 (+13%)	21mo	$62,000	$61	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 2.04×
• Total profit: $33,331
• Equity at exit: $17,147

10-year hold

• IRR: 32.8%
• Equity multiple: 3.98×
• Total profit: $96,024
• Equity at exit: $9,943

Cash invested: $32,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 18951

• Active inventory: 148
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,038 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $815

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 55%

Sensitivity live

Price	-10% $895	-5% $855	+0% $815	+5% $776	+10% $736
Rent	-10% $654	-5% $735	+0% $815	+5% $896	+10% $976
Rate	-1.0pp $873	-0.5pp $845	base $815	+0.5pp $786	+1.0pp $755

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-04
   status $115,000 Pending 37 DOM
2. 2026-06-03
   days on market $115,000 Active 37 DOM
3. 2026-06-02
   days on market $115,000 Active 36 DOM
4. 2026-06-01
   days on market $115,000 Active 35 DOM
5. 2026-05-31
   days on market $115,000 Active 34 DOM
6. 2026-04-27
   listed $115,000 Active 536-char remark
7. 2020-03-31
   soldstatus $15,000 Closed 222-char remark

   Show marketing remark (222 chars)

   Cozy home with many built in features. The enclosed porch was divided into an entry foyer and a large work or storage room. There have been various upgrades over the years. Enjoy all park amenities . Park approval required

8. 2020-01-21
   listed $19,900 Active 222-char remark

   Show marketing remark (222 chars)

   Cozy home with many built in features. The enclosed porch was divided into an entry foyer and a large work or storage room. There have been various upgrades over the years. Enjoy all park amenities . Park approval required

9. 1997-05-31
   historical
10. 1997-03-01
    listed $24,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,458
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − Depreciation: −$3,345
• Taxable income: $8,458
• Est. tax owed @ 24.0%: −$2,030
• After-tax cash flow: $7,755/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Quakertown Community SD
• NCES district ID: 4219890
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 55% ▼ -15.00%
• Median HH income: $66,186
• Composite: 44.3/100
• National rank: #2833
• State rank: #154 of 539 in PA

Livability — Quakertown

• Score: 80/100
• State rank: #222
• US rank: #1945

Category grades

Amenities B Commute F Cost of living A Crime C Employment B Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bucks County · 506,477 people
• City population: 36,568
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 36,568
• Household income: $98,268
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 488.0

Population outlook (Bucks County) Hauer SSP2

• Today (2025): 630,973 people
• By 2030: 627,093 · -0.6%
• By 2040: 609,680 · -3.4%
• By 2050: 584,225 · -7.4%
• By 2075: 539,840 · -14.4%
• By 2100: 483,970 · -23.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 6% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Romanian 5% Polish 3% Slovak 2%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Bucks

• 2024 margin: Toss-up / Even · D 49.5% · R 49.5%
• 2008→2024 swing: -8.7pp toward R · 2008: 8.7pp · 2024: -0.1pp
• All cycles: 2024: R+0.1 2020: D+4.4 2016: D+0.6 2012: D+1.2 2008: D+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -247.25%
• Current HPI: 283.2262
• Rent YoY: —
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+361.8% since first listed

6 events — show timeline

• 2026-06-03 Pending — BRIGHT MLS
• 2026-04-27 Listed $115,000 BRIGHT MLS
• 2020-03-31 Sold (MLS) $15,000 BRIGHT MLS
• 2020-01-21 Listed $19,900 BRIGHT MLS
• 1997-05-31 Listing Removed — BRIGHT MLS
• 1997-03-01 Listed $24,900 BRIGHT MLS